HomeMy WebLinkAboutMiscellaneous PLANNER 9/17/2009
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Site Review Submittal Application (Revised September 15,2009)
Site Review Narrative
Afiya Apartments
Map 1703 35 41 Tax lots: 4600,4700,4800,4900 (Subject Property is Tax lot 4700)
1082 Main Street (Address of Subject Property)
Springfield, OR
Project Description
Afiya Apartment, Inc is proposing to develop a three-story, multi-unit supportive housing complex. The
project is funded through a Federal HUD 8 I I program with additional funding through the City of
Springfield and Oregon Housing !Ind Community Service. ShelterCare, Inc. is the sponsor for the project
and it will be managed through ShelterCare's Brethren Housing program, which currently occupies part
of the site. The new building will provide sixteen (16) I-bedroom affordable units that will serve low
income individuals. The building will include amenities including a multi-purpose room, resident's game
room, shared laundry, and management offices.
Site Description
The project site is located on Main Street, adjacent to The Springfield Church of Brethren (SCoB) and the
existing Brethren Housing (BH) residential units and offices. It is zoned Mixed Use Residential (MUR).
The proposed building is located on tax lot 4700, whose configuration will be adjusted through a
concurrent Property Line Adjustment Application that will facilitate future re-development ofthe
remaining parcels of the site. Access to the re-configured site will be guaranteed via a shared private
driveway by an irrevocable joint use! access agreement. All tax lots (Tax lots: 17-03-35-41 parcels 4600,
4700, 4800 and 4900) will continue to be owned by SCoB. This parcel will be leased by Afiya
Apartments, Inc. from the SCoB for a minimum of 50 years (with 25 yr extension). Based on the new lot
size of .28 acres, the density of the project will be 56.9 units per acre.
The project site is bordered by a combination of existing commercial, institutional and multi-family uses
to the east and west and single-family homes across a public alley to ihe north. It is flat with several
significant trees that will be removed as part of the project. It does not contain any jurisdictional
wetlands. The site is served by public sanitary line and overhead electrical power in the alley, as well as
public water and storm lines in Main Street.
Review Processes
Based on land use requirements for MUR zone, site characteristics and proposed features of the project,
the following Type II applications and permits are necessary for development approval:
Site Review
Property Line Adjustment
Tree Felling Permit
ODOT Right of Way Driveway Permits
Applicable Development Standards Site Review Design Criteria and Standards
Following is a brief description of how the proposed design for the project addresses the Site Review and
Development standards of Chapters 3, 4, and 5 of the current Springfield Land Use Code. II \11/ ,,1 _
Date ReceiVeq;~
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Afiya Apartments - Site Review Application Submittal
Revised 9/15/09
Page I of8
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Section 3.2 600 Mixed Use Zoning
3.2-605 Establishment or Mixed Use Zonine: Districts
The development site is composed of a single tax lot parcel that is zoned Mixed Use Residential
(MUR) which is intended where a mix of medium and high density and commercial uses is
intended.
3.2-610 Schedule orUse Catee:ories
Our proposed use of 100% multi-family residential is a permitted use within MUR zone.
3.2-615 Base Zone standards per Table 3.2-615 and 3.2-215
Standard Requirement Project Notes
Proposal
Min. Area 4500 sf min. 12,250 sf
Min. Frontage 45 ft. min. 0 Access guaranteed via private driveway by an
irrevocable joint usel access agreement as specified
in 4.2-120A
Max Lot 45% max. 44.1% Based on Building Footprint of 5397 sf
Coverage
Front Yard 10 ft. min. 5 ft. Requesting an adjustment to allow front entry porch
to extend five ft. into the front setback for 50% of the
building frontage.
Rear Yard lOft. min. 10 ft.
Side Yard 5 ft. min. 5 ft. or greater
Max. Bldg 59.4 ft min. 61 ft. actual SSB Solar Set Back Calculation Based on 6: 12 roof with
Height SSB from ridge at 35'- 9":
residential PL SSB = 2.5 x 35.75 + (90/2) ~ 75 ~ 59.4 ft. min.
3.2-625 Mixed Use Development Standards - General
A. Buildine: Desie:n Standards - Multi-family standards prevail
B. Buildine: Orientation and Setbacks -.Multi-family standards prevail
C. Weather Protection Not applicable
D. Landscapine: and Screening Multi-family standards prevail
E.. Street Connectivity Not applicable
F. Neie:hborhood Compatibility
I. Architectural compatibility: The gable roof form, lap siding, window
proportion and trim of the building are residential forms and materials
that can be seen in the existing LOR neighborhood.
2. Lie:htine:: Lighting fixtures visible from the LOR uses are mounted on
the building at 12 ft. above grade and are low cut off so as not to produce
glare on adjacent properties.
3. Site Obscurine: Landscapine:: The LOR lots adjacent to the property
have existing site obscuring fences or accessory buildings facing the
alley. Trees will be planted in the landscape islands on each end ofthe
alley parking.
4. Mechanical Equipment: Mechanical Equipment located along the alley
is screened by landscaping as required.
Afiya Apartments - Site Review Application Submittal
Revised 9115/09
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G. Pedestrian Amenities Not applicable
3.2-630 Mixed Use Development Standards - Specific to MUR per 3.2-630 (Cl
Standard Requirement Proiect Proposal
Min. Residential Use 80% 100%
Min. Density if all residential 20 units/ acre 56.9 units /acre
Max. Density None
3.2-240 (Multi-family standards) Meet all Complies ( see below)
3.2-240 Multi-Unit Desil!n Standards
Building orientation:
The project site does not have direct frontage along a public str~et. However, the shared
driveway access is designed to function as a private internal street. The lobby and courtyard
entrances for the building are oriented toward this internal street.
Building Form:
The proposed building meets the criteria for building form standards as follows:
. Continuous Horizontal Distance
Each of the facades of the building is less than the maximum 120 lineal feet. The longest
fa9ade, which faces the alley and the LOR zone, is 89 ft. long.
. Roofs
The proposed roof is a gable form with a 6: 12 pitch. Overhangs are 18-24 inches deep.
. . Windows and Doors on front fa9ade
The overall wall area of the front fa9ade is 2170 sf and the breezeway, window and door area
is 375 sffor a total percentage of 17.2 %. Doors and .windows on all facades will be trimmed
out with a 4-inch wide trim as shown on the elevations.
. Garages
Not applicable
. Exterior Design Features
The exterior of the building uses bays (floor plan extensions of 2ft depth) and off sets and
breaks in the roofto articulate the facades. In addition, the siding pattern varies to provide
texture, detail and color accents.
Transition and Compatibility between Multi-Unit and LDR Development:
The proposed project is adjacent to LOR only on the northern property line of the site. All other
adjacencies are Community Commercial.
. Front Yard Setback
Not applicable
. Buffer Between multi-unit development and LDR property line
A buffer of25 ft. along the north property line does not apply because there is a public
right-of-way (the alley) between the project site and the LOR zone.
Afiya Apartments - Site Review Application Submittal
Revised 9/15/09
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o Building Height:
The primary building is 32'-3" to the mid-point of the roof. The face of the building is
45 ft. from the LOR property line, including the width of the alley.
o Maximum Length
The primary structure is 45 ft. from the LOR property, but is only 94-5" ft. in overall
length.
Storage: .
Bulk storage areas are provided for all the units, either near the entry or within the unit. Each
storage area encloses at least 184 cf and provides sufficient space for individual, secure bike
storage for each dwelling unit, as well as the 112 cfbulk storage required by the standards.
The trash and recycle area is located adjacent to the project site and will be shared between the
existing church and residential uses and the new dwelling units. It will be an enclosed building
facing the shared access drive or the alley. (To be determined with vendor) It is located 12 ft.
from the alley right-of-way, and exceeds the 25 ft. min distance from an LOR property line. It is
screened from the alley as shown on the landscape plan. The transformer is proposed in the
northeast corner ofthe site, subject to SUBs approval. It will be screened with landscape as
indicated on the landscape drawings.
Open Space:
Based on the population who will live at the project and the owner's goal to create a
supportive living environment through community interaction and strengthening of social
skills, we are proposing to omit private open for each of the units. Instead, we are providing
shared indoor and outdoor community spaces to facilitate and promote an enhanced sense of
community. The common open space requirement for the project is calculated on 10% of
12,250 sf of gross site area because the density exceeds 30 units per acre. The total required
area of 1,225 sf can be a combination of yards, common open space and private open space.
Not including setback areas, we are providing approximately 1,422.5 sf of usable indoor and
outdoor community space on the ground floor for the residents - 16% more than the
minimum required open space for a project of this density. In addition, we are providing a
265 sf recreation room on the second floor for a total of 1,688 sf of community space for
residents.
Landscaping, Fences and Walls
o Area
The landscape design consists of a balance of lawn, planting beds (ground cover, shrubs and
perennials), and trees. Of the 3725 sf of pervious area, approximately 75 % will be planting
beds consisting of ground cover, shrubbery and trees.
o Planter Strips
Not Applicable
o Street Trees
Not Applicable
o Fences
Afiya Apartments - Site Review Application Submittal
Revised 9/15109
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There are no fences proposed in the front yard of the project. A new six ft. site obscuring
fence between the existing fence on the east property line and the building will be installed to
discourage cut-through pedestrian traffic from the alley.
Irrigation
. A permanent irrigation system will be installed as described on the Landscape drawings.
Pedestrian Circulation:
. Continuity
An internal sidewalk network connects the primary building entries, parking, trash enclosure
and public right_of-way.
. Separation
Internal sidewalks are all separated from building edges by more than the 5 ft. minimum.
. Connection to Street
Both the courtyard and primary building entrances are connected to public right-of-way via
the sidewalk adjacent to the proposed driveway.
. Surface Treatment
All walking areas connecting the building to the auto parking, the trash enclosure and the
public way are concrete or striped asphalt.
Parking:
. Location
The new vehicular parking is located to the side of the building along the alley.
. Lighting
Lighting of the new alley parking will provide the minimum number of foot candles of
illumination needed for safety in the parking area. Fixtures will be mounted,at a maximum of
]2 ft. high on the face of the building and will be shielded to prevent glare and reflection on
the LDR properties.
. Planting Islands
In order to make efficient use ofthe site, we are proposing nine parking spaces between the
two planter areas instead of the eight maximum.
. Visual screen between parking and living are windows
The area between the building and the parking areas meets the minimum 6 ft. in width and
will be planted with a combination oflawn, ground cover, shrubs and trees.
Vehicular Circulation
. Connection to Public Street
The shared access drive connects to both Main Street and the alley.
4.2-100 Infrastructure - Transportation
4.2-120 Site Access and Drivewavs
Access will be provided through a shared driveway via an irrevocable joint use/access easement
between Tax lots 4700 and 4800. Both parcels are owned by the Springfield Church of Brethren.
The driveway will meet the design standards set forth in Table 4.2-2 and the City's Engineering
Design Standards and Procedures Manual. '
4.2-130 Vision Clearance
A ] 0 ft. x ] 0 ft. vision clearance area is located at the intersection of the driveway and Main
Street.
Afiya Apartments - Site Review Application Submittal
Revised 9/15/09
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4.3-100 Infrastructure - Utilities
4.3-105 Sanitary Sewers
Sanitary service for the building and the new trash enclosure will be connected to the existing
public sanitary sewer line in the alley.
4.3-110 Stormwater Manal!:ement
The project will create approximately 8,525 sf of new impervious surface (building footprint,
sidewalk and new parking) on Tax Lot 4700 and impact an additional 7500 sf of existing
impervious surface on adjacent tax lots. The existing driveway and parking does not meet current
design standards for stormwater quality. Our design strategy is to:
. re-grade and re-surface the existing impervious area that the project is impacting so that it
can be collected and treated through mechanical means (filtered catch basins) before it
enters the public storm system,
. collect and treat 100% new non-roof area (i.e. alley parking) through vegetative means
before it enters the public storm system, and
. allow the roof area drains to enter the public storm system without treatment, as is
allowed by City of Springfield's Stonnwater Manual.
4.3-115 Water Quality Protection
Not applicable to our site.
4.3-120 Utility Provider Coordination
Coordination with SUB and other franchise utilities are currently in process. The proposed
locations of the electrical transformer is shown on the architectural site plan. It is assumed that
franchise utilities will locate adjacent to the electrical transformer.
4.3-125 Underl!:round Placement of Utilities
Utilities (electrical, phone and cable TV) will be place underground. We will coordinate with
SUB and franchise utilities on how and where to cross the alley from their nearest overhead pole
to our final transformer location. Tentative locations for utilities are shown on the civil plans.
4.3-130 Water Service and Fire Protection
Service for domestic water and an automatic fire suppression system will be provided for the
proposed building via a new public line located in a new 7 ft. public utility easement (PUE)
within our shared access and utility easement. (Pending SUB's approval.) Only the water line is
to be located in this PUE. Location of the water meter will be in the landscape area where the
water line enters the new building. The back flow devices for the fireline and irrigation will be
located inside the building approximately lOft. from the property line. Laterals from this new
public line will be stub to adjacent lots for future re-development. Per SUB's request, the PUE
will be written and recorded after construction of the waterline.
4.4-100 Landscaping, Screening and Fences
4.4-105 Landscapinl!:
Landscaping is proposed for all setbacks and parking lot areas on the development parcel. Planter
strips and Street Trees are not applicable to this project. Permanent irrigation will be provided for
new landscape areas as shown on the landscape plan. Fourteen existing trees will be removed for
the project. A tree felling permit will be submitted concurrent with Site Plan Review for ti,e trees
that will be removed for the proposed project. See Landscape sheet LA-I.
4.4-110 Screeninl!:
Afiya Apartments - Site Review Application Submittal
Revised 9/15/09
Page 6 or8
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Screening is provided for the shared trash enclosure, utility devices and per multi-family
standards as shown on the landscape plan.
4.4-115 Fences
There are no fences proposed in the front yard ofthe project. A new six ft. site obscuring fence
between the existing fence on the east property line and the building will be installed to
discourage cut-through pedestrian traffic from the alley.
4.5-100 On-Site Lighting Standards
4.5-110 Illumination and Heie:ht
Lighting for the parking along the alley will be provided by fixtures mounted on the face of the
building. They will be mounted at a maximum of 12 ft. from finished grade and shielded so as
not to produce direct glare or reflection beyond the limits of the property. Additional lighting will
be provided for the porch and walkways along the path of egress for the dwelling units and
common spaces.
4.6-100 Vehicle Parking, Loading and Bicycle Parking Standards
4.6-11 0 Vehide Parkine: - General
We are proposing a reduction in the number of required parking spaces for the project based on
the abil ity to share parking between the mix of uses on the site, the demonstrated low need for
vehicle parking for the residential use for similar populations, the location of an L TD bus stop at
the site and the proximity of the project (6 blocks) to the EMX station. We are requesting this
reduction through Director's Decision as is allowed by Section 4.6-110 A.3. See further
discussion below.
4.6-115 Vehicle Parkine: Desie:n
Alley parking is angled at 60 degrees per the direction at the DIM meeting. It complies with the
dimensional standards of Table 4.6-1.
4.6-120 Parkine: Lot Improvements
. Snrfacing
The parking lot surface is asphaltic concrete with a concrete apron at the driveway approach.
. Drainage
The resurfaced existing parking area is designed to drain away from the building and public
right of way into filtered catch basins in the shared driveway. The new parking area along
the alley will drain to a rain garden at the northeast comer of the site. An overflow will be
piped to the public system. .
. Parking Stalls
All parking stalls are equipped with 6 in. tall by 6 ft. wide wheel bumpers. They are located
2 ft. behind the stall head to prevent encroachment on to sidewalks and planted buffers.
. Compact stalls
Two compact stalls are proposed. They are 8 ft. x 18 ft.
Disabled parking
A total of 2 disabled parking spaces are provided, including I van accessible space. This
meets the number of spaces required by OSSC. They have been located to serve both the
church and the new residential building. A striped cross walk will be provided across the
driveway to the sidewalk ramp.
4.6-125 Vehicle Number of Spaces Required (please refer to Attachment A- Parking Comparison)
Atiya Apartments ~ Site Review Application Submittal
Revised 9/15/09
Page 70f8
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The attached parking comparison chart summarizes our request for a parking reduction based on a ratio of
.25 spaces per dwelling unit. Column A is the total humber of parking spaces required per Table 4.6-2 for
all the current and proposed new building. Column B is the number of spaces with the proposed ratio of
.25 spaces/dwelling unit. Column C is the number of proposed spaces on the site before and after the
project.
Reducing Ratio to .25/per dwelling unit
We strongly feel that, based on the population that will live at Afiya, 1.5 parking spaces per unit is
excessive. First, all of the units are one-bedroom units. The Springfield Land Use Code does not make a
distinction between 4-bedroom units and I-bedroom units in its on-site parking requirement. Second, the
vast majority of residents cannot afford to own or maintain a vehicle. ShelterCare's experience at other
residential communities similar to Afiya is that a ratio of .25 per unit is adequate for both the residents
who currently live at the site and the new residents who will live at Afiya. (See Attachment A).
Proximity of Bus stop and EMX
Because most of the residents do not own a vehicle, they rely substantially on public transit for their daily
transportation. An L TO stop (westbound) is located at the project site on Main Street for their use. In
addition, the project site is located within six blocks ofthe Springfield downtown EMX station which
provides frequent and fast transportation between Springfield and Eugene and soon to Gateway Mall and
Peace Health Medical Center.
Sharing Parking Between Uses
Currently there are three existing uses on the site - residential with administration, church and a small
retail outlet operated by the church. Based on current use patterns for the church, parking needs are
mostly on Sunday morning and some evenings sprinkled throughout the week. These are times when the
offices (for Brethren Housing and the Church) and the small retail space are closed, justifYing some.
sharing of parking spaces for the highest need on Sunday morning.
4.6-150 Bicvcle Parkin!! Facility Improvements
Bike parking is provided for the project inside the oversized bulk storage closet for each unit.
The closet is lockable and will be keyed with each unit entry door. All floors are served by the
elevator which facilitates bringing the bikes to the storage units located on second and third
floors.
4.6-155 Bicvcle Parkin!! Number of Spaces Required
One long term space per unit is provided for each unit as required.
Afiya Apartments - Site Review Application Submittal
Revised 9/15/09
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Afiya Apartments
Attachment A
7/23/2009 (Revised)
PARKING COMPARISON A B C
Areal Ratio No. Required No. Required No. Provided
EXISTING No. Units Per Table 4.6-2 Per Zoning wi Adjustment'
Residential
Units 13 1.5/unit 19.50 3.25
Residential Office 475 1/200 2.38 2.38
Subtotal Residential Uses 21.88 5.625
Church
Assembly area 650 1/100 6.50 6.50
Non.assembly uses 3072 1/200 15.36 15.36
Retail 285 1/300 0.95 0.95
Subtotal Church 22.81 22.81
Total All Uses 44.69 28.44 36
PROPOSED
INew Residential T 1
I Units 16 1.5/unit 1 24.001 4
IComparative Total 1 68.691 32.44 39
'Requested Adjusted Ratio for Residential Units 0.25 per unit
(Based on info from other projects, transit stop proximity and shared parKing between uses)
ISummary of Parking at Existing ShelterCare Complexes
Project Name No. of No. of Ratio
Units Vehicles
Brethren Housina - SDrinofield 8 1 0.13
Hawthorne ADts - Euoene 35 7 0.20
Sign Post - Springfield 16 3 0.19
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